Real Estate Investing in Three Rivers, Texas (78071)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78071 (Three Rivers, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 24.2% of homes vacant — above national norms.
- Declining values: -0.6% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Three Rivers, TX (78071)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78071 Three Rivers
ZIP 78071 inside Live Oak County looks affordable on the surface — median value of $223K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 78071 is durable only for operators who understand what they are buying. A $223K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 78071 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 78071 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Three Rivers:
Market Trends
Home Value History (with trend line)
📊 How Does 78071 Compare?
| Metric | 78071 | Three Rivers | Texas |
|---|---|---|---|
| Home Value | $223,241 | $223,241 | $297,000 |
| 5-Year CAGR | N/A | N/A | 5.4% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 3.2% | 3.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78071 (Three Rivers, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $223,241 |
| Monthly Rent | $918 |
| Price-to-Rent | 20.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 2.6% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | -0.6% ▼ |
| 10-Year CAGR | +0.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78071
Population: 3,478
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 78071
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What is the typical home price in Three Rivers, TX?
In Three Rivers, TX the median home value sits at $223K. Against the broader TX market, that reads as reasonable for most investors.
Is Three Rivers, TX a good market for buy-and-hold investors?
Our data puts Three Rivers, TX at 2.0/5 for investability. Home prices of $223K and rents around $918/mo create a solid backdrop for investor activity.
Is the tenant base reliable in Three Rivers, TX?
The renter base in Three Rivers, TX is reasonable for the $918/mo price point. Screening well and pricing to market typically yields consistent tenants.
Are landlord laws favorable in Three Rivers, TX?
Rental owners in Three Rivers, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How viable is house hacking in Three Rivers, TX?
House hacking in Three Rivers, TX is a challenging. With home values around $223K and rents at $918/mo, owner-occupants can offset a meaningful share of PITI.
You know 78071 now. You don’t know where it ranks.
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